Single-storey home extension at 11 Ellesmere Close, Ruislip

What was proposed

The application proposed a single-storey side and rear extension after demolishing the existing detached garage.

“Planning permission is sought for the erection of a single storey side and rear extension, following demolition of the existing detached garage.”

Officer report

The site and surroundings

The detached dwelling is at the end of a residential cul-de-sac, beside neighbouring homes and the River Pinn Corridor, within Flood Zone 3.

“The application site is located within the Flood Map for Surface Water, as identified in the Surface Water Management Plan (SWMP) for Hillingdon, and within the Functional Floodplain and Flood Zone 3.”

“The surrounding area is residential in character comprising of detached bungalows, some with accommodation within the roof space, of a similar style and age to the application property. The site lies within the Developed Area as identified within the Hillingdon Local Plan: Part Two - Saved UDP Policies (November 2012).”

Officer report

Planning history

There was no relevant planning history for the property.

“There is no relevant planning history related to the property.”

Officer report

Why officers supported it

Officers considered the design, neighbour effects, parking and flood-risk mitigation acceptable and recommended approval subject to conditions.

“Subject to compliance with the Flood Risk Assessment and flood risk measures, the proposed development would not significantly impact on flood risk within the application site and neighbouring properties.”

“The planning application is therefore recommended for approval subject to the conditions set out in Appendix 1.”

Officer report

Flooding and other concerns

Objections raised flooding, loss of green space, overlooking, limited parking and consultation concerns; the ward councillor maintained the flood-risk objection.

“Planning Officer Response 5 letters of objection have been received. i) Flood risk – area is a flood plain/ next to the River Pinn - the Flood Risk report does not consider the impact of the proposed development on neighbouring properties /rear gardens which have been flooded over the years – damage to properties The position of the River Pinn is noted.”

“Local Ward Councillor: I am aware this is an area which frequently floods and a factor in this already densely developed area is lack of rainwater run off. Further development will only add to the flood risk and this is a consideration which needs to receive significant weight i n the overall assessment of the planning balance. I would like to exercise my right to request a call in in the event officers are minded recommending approval.”

Officer report

Who addressed the committee

Ward Councillor Philip Corthorne spoke about repeated local flooding, the flood-risk assessment, mitigation, residents’ concerns and the cited precedent.

Members’ questions

Members questioned whether mitigation would protect neighbours in Flood Zone 3 and asked about the relevance of a previous appeal decision.

“Members asked whether the proposed flood-mitigation measures would ensure that the extension did not increase flood risk for neighbouring properties, given the site’s location within Flood Zone 3. In reply, officers stated that, although the footprint would extend slightly into the green area, the River Pinn was located over 20 metres away, and it was confirmed that the flood risk assessment had considered the adequacy of the proposed mitigation measures.”

“Councillors queried the relevance of a planning inspector’s decision referenced in the report. In reply, it was clarified that previous appeal decisions, even those concerning other locations, were material considerations when considering a planning application.”

Minutes

The committee vote

The officer recommendation was moved, seconded and unanimously agreed.

“The officer’s recommendation was moved, seconded and, when put to a vote, unanimously agreed.”

Minutes

The decision

The application was approved subject to the reported conditions, with additional surface-water condition wording delegated to the Planning Team Leader.

“That the application be approved subject to the conditions in the report; and…”

“That the drafting of an additional condition in relation to managing the risk of flooding from surface water be delegated to the Planning Team Leader.”

Minutes